Nail down what you are planning to do and THEN go talk to a bank about whether they will support your strategy.

Long story short I have a potential deal for my IRA that I am looking at.Here are the figures: Area: North Phoenix (North of Phoenix Mountains Preserve)Condo, 2 beds, 2 baths at 1134 SFSale price is $112,000Downpayment is 10%P&I is about $510, Other expenses (Vac, Cap ex, Repairs, HOA, PM, Ins, Tax) is $583 for a total of $1093. 

@Anthony Wick Nailed it.

My effort driving there would have been useless.My advice, if you have some bandwith in your cash flow, you should just call a handyman or have your tenants do it (and give them a rent credit) .I had one of my tenant install to 6 fence boards (literally just buy the materials at home depot and hammer nails on the fence posts).

That's much higher than even your 2k projection.Really trying to nail down these numbers as I plan to make offers when in NO next month and would like my numbers to be as accurate as possible.

I think it may only preserve the rights for the current owner but if the park is titled in a LLC or other corporate entity you may be able to simply buy the business instead of conveying the property and preserve the rights of the current owner.

@Dave Foster, you've nailed my issue precisely. 

Any advise or loan products I should be aware to lower my costs and preserve capitol?

Get the lease and nail down terms and conditions.

You draw from the escrow account as you complete phases of work. (5K after exterior is complete, 5K after Rough Electrical and Plumbing, 5K after flooring, cabinets, etc. 10K at completion) This protects you and the lender from a contractor taking off with your cash and not even hammering a nail at the job site.